1525 S Dangl Rd · Muskegon, MI 49442

$54,999

2 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 4 Days on market

Built 1942 0.80 ac lot ↓ 15% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special on Nearly 0.8 Acres! Opportunity awaits with this 2-bedroom, 1-bath home offering approximately 1,500 square feet with room to add a 3 bedroom. This property is ready for renovation and provides the perfect canvas for investors, flippers, contractors, or buyers looking to build sweat equity. The large lot offers ample room for outdoor improvements, storage, or future possibilities. Conveniently located in Muskegon Township with easy access to shopping, schools, and major roadways. Bring your vision and unlock this property's potential. Property is being sold as-is.

Key facts

• 0.8 acres
• Easy access
• Large lot

Tags

• 0.8 ACRES
• LARGE LOT
• OUTDOOR IMPROVEMENTS
• MUSKEGON TOWNSHIP
• EASY ACCESS

Property features AI

Exterior

• Utilities: Public water; Natural gas available
• Home design: Single-family residence; Residential property; Built in 1942
• Construction: Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Paved road access; Approximately 0.8-acre lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Wood-burning fireplace; Replacement windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 20.8% vs local median 4.6% in Muskegon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Orchard View Schools (rural): math 12% / reading 25% proficiency, ranked #479 of 540 in MI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,999

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.40% ✓
• Cap rate: 20.79%
• Cash-on-cash: 51.78%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $242,144
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3684 E Laketon Ave	0.70mi	3/1.0 (+1)	1,488 (-1%)	19mo	$215,000	$144	45
1083 Morningside St	0.65mi	2/1.0	1,357 (-10%)	10mo	$210,000	$155	45
1180 S Dangl Rd	0.43mi	3/1.0 (+1)	1,308 (-13%)	16mo	$210,000	$161	40
1921 S Mill Iron Rd	0.69mi	3/1.5 (+1)	1,350 (-10%)	19mo	$250,000	$185	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 3.62×
• Total profit: $40,413
• Equity at exit: $8,201

10-year hold

• IRR: 62.2%
• Equity multiple: 8.89×
• Total profit: $121,567
• Equity at exit: $4,755

Cash invested: $15,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $664

Break-even live

Break-even rent $481

Max offer price $54,999

Occupancy floor 45%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2129 Arrowhead Dr Muskegon, MI	3.0	2.0	1216	$1,299	$1.07	10d	1	1.36mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $54,999 Pending 4 DOM
2. 2026-06-05
   days on market $54,999 Active 2 DOM
3. 2026-06-03
   remarks 588-char remark
4. 2026-06-03
   listed $54,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,866
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$1,600
• Taxable income: $7,547
• Est. tax owed @ 24.0%: −$1,811
• After-tax cash flow: $6,162/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Orchard View Schools
• NCES district ID: 2626760
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $37,637
• Composite: 15.44/100
• National rank: #9314
• State rank: #479 of 540 in MI

Livability — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• Metro: Muskegon, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-14.7% since first listed

34 events — show timeline

• 2026-06-02 Listed $54,999 SW Michigan MLS
• 2026-06-02 Listed $54,999 MiRealSource-MiMLS
• 2026-06-02 Listed $54,999 REALCOMP
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Relisted — REALCOMP
• 2026-04-09 Relisted — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-25 Listing Removed — REALCOMP
• 2026-03-13 Price Changed $60,000 MiRealSource-MiMLS
• 2026-03-12 Price Changed $60,000 REALCOMP
• 2026-01-07 Price Changed $78,900 MiRealSource-MiMLS
• 2026-01-06 Price Changed $78,900 REALCOMP
• 2025-10-17 Listed $85,900 REALCOMP
• 2025-10-17 Listed $85,900 MiRealSource-MiMLS
• 2024-06-17 Sold (Public Records) $62,500 Public Records
• 2024-03-27 Sold (Public Records) $30,000 Public Records
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2009-05-26 Sold (MLS) $20,000 REALCOMP
• 2009-05-26 Sold (MLS) $20,000 SW Michigan MLS
• 2009-02-24 Listing Removed — REALCOMP
• 2009-02-24 Listing Removed — SW Michigan MLS
• 2009-02-24 Listed $24,900 REALCOMP
• 2009-02-24 Listed $24,900 SW Michigan MLS
• 2008-08-13 Listed $32,051 REALCOMP
• 2008-08-13 Listed $32,051 SW Michigan MLS
• 2006-12-13 Sold (Public Records) $85,000 Public Records
• 1998-09-25 Sold (MLS) $61,000 REALCOMP
• 1998-09-25 Sold (MLS) $61,000 SW Michigan MLS
• 1998-06-23 Listed $64,900 REALCOMP
• 1998-06-23 Listed $64,900 SW Michigan MLS
• 1998-06-17 Listing Removed — REALCOMP
• 1998-02-19 Listed $64,500 REALCOMP
• 1998-02-19 Listed $64,500 SW Michigan MLS

Property tax history

+11.2%/yr

Latest (2025): $5,844 · +138.5% YoY. Source: county tax records.